09-21-1998 Planning Packet - Laserfiche WebLink

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Plumbing in Accessory Buildings July 16, 1998 Page 2 Why Regulate Plumbing In Accessory ’ Buildings? The ultimate goal is to preserve the integrity of single-family neighborhoods, avoiding the higher intensity of human activity associated with having more than one dwelling on a property. Most cities simply do not allow a second dwelling unit on a property. Orono Code has contained such a provision since 1962, but since 1968 (or possibly earlier) has also allowed a guest house as a CUP under virtually the same conditions as appear in the current code. We have experienced a (small) number of past situations where accessory buildings with plumbing have been converted to dwelling/rental use without City approval. The magnitude of the potential problem is not huge, although with our many 'estate* properties there are a lot of existing caretaker cottages, for instance. Our goal has been to avoid creating situations where conversion to a dwelling umt can readily be accomplished by merely plugging in a stove and a refrigerator. Defining what constitutes a 'dwelling unit' is key to resolving our concerns. What Is A Dwelling Unit? Please review the comments in the 6/6/97 staff memo. The only direction in the zoning code definition of dwelling is language stating "...designed or intended to be occupied exclusively for residence purposes...". The Uniform Building Code indicates that a dwelling is characterized by containing " ...living facilities, including provisions for sleeping, eating, cooking and sanitation...". • Provisions for sleeping, eating and to some extent cooking are realized by providing 'plug-in' items: a bed, a table and chairs, a stove or microwave, a refrigerator. Provisions for sanitation, however, require plumbing: a sink, a toilet, and a shower or tub, and a water heater. These are items of 'infrastructure' which when present, make the conversion to a dwelling imminently possible. The building inspections staff have suggested that allowing a toilet and sink in an accessory building will not necessarily result in dwelling potential, but adding a tub or shower along with a toilet and sink can lead to separate dwelling potential. They note it is more common to get requests for a toilet and sink than for a tub or shower. Possible Options In order of least restrictive to most restrictive, Orono could follow one of these optional courses of action ("water supply" is simply water supply piping without wastewater piping, i.e. a hose connection; "partial plumbing" is wastewater plumbing that does not result in a sink-tub/shower- toilet combination; "full plumbing" is when there is a sink-tub/show ’er-toilet combination):